Selling properties in the Alps since 1999

Tag Archives: St Gervais

Buying an off-plan apartment or chalet can have many benefits. When I started out in this job (15 years ago) I thought that buying into a development should cost less than buying something you could see. I was focusing on the risk and the waiting time.

I was wrong though. Buying a brand new property generally comes at a slight premium. Compare it to buying a new car. You can specify everything to be just how you want it from the outset, you might have to wait a few months for delivery but then you’ll be the first to use it.

Appt. clos du Savoy in St Gervais, see link below for more info.

I’ve listed the advantages here:

Payment is in stages, staggered over the build.

There are lower notaries fees and stamp duty (2.5% vs about 8% on anything but off-plan properties)

The latest buildings are much cheaper to run thanks to the eco-legislation in place in France.

You can normally adjust the specifications to your taste.

There are often options to buy extra parking and garages.

The VEFA legislation in France makes this one of the safest property purchases you can make.

Against

There will be a wait of at least a year, sometimes 2.

You can’t judge the quality of the finished product. Always ask to see a development built by the same developer to reassure yourself.

Appt. La Bastide on the side of Lac Annecy, more info on the link below

VEFA (Vente en l’état futur d’achèvement)

This is the contract that lays out what the development will provide, the specifications, dimensions, tolerances of the build, delivery dates, when you will pay, under what circumstances you can withdraw. It is very detailed (and will be in French), there is a clear explanation of the document here.

Getting a mortgage for an off-plan property is fine too. In fact in provides yet another safeguard. The mortgage company will want to see that the developer is doing everything by the book. They’ll ask the developer to show that every guarantee and insurance is provided for. The most important is the GFA (Garantie Financière d’Achevement). this is an insurance policy that guarantees the project is completed if the developer finds themselves in financial difficulty and unable to complete the work. Some of the smaller developers might try and avoid some of these. Especially if they are not a legal requirement. So if the mortgage company knocks back an application because they are not happy with the development then you should ask questions as to why.

Finally, assume that the delivery day will be missed. Probably because of “weather” issues. They’ll be a clause that protects the developer in the VEFA that allows for inclement weather. So don’t make any financial commitments based on the delivery date! Like an assumption that you’ll have a rental stream or a holiday booked to stay in the apartment. If you do get you “keys in hand” by the date you expect then it’s time for a celebration!

More details about the Clos du Savoy apartment development in St Gervais here.

La Folie Douce, a new ambiance for St Gervais.

So with winter fast approaching, there are a few new developments this season in St Gervais. Last year, the gondola cars were replaced between the town and the Bettex, and this year the Mont Joux chair has been upgraded to a new, faster, 6-man chair lift. This will be especially appreciated during the peak season as it’s a popular area.

At the top of the chair, the old Mont Joux restaurant has been completely changed. It is now La Folie Douce – loosely translated as “the Gentle Craziness”. For those who have previously been to Val d’Isère, Val Thorens, Méribel or Alpe d’Huez, they may have already come across La Folie Douce, a concept that started over 30 years ago. Luc Reversade, a former ski instructor, founded the first one in Val d’isere and it’s reputation has grown and spread to other resorts. It is now seen as “the place” for après ski.

Now it’s the turn of St Gervais where, at over 2000m just off the new Mont Joux chair, there will be the 5th Folie Douce. It will consist of 2 restaurants, one called “La Fruitière” with quality dining and a more low key self service style restaurant called “La petite Cuisine”. The key component with La Folie Douce, is that as well as a restaurant, it’s an outdoor music and clubbing zone.

Image used with permission of La Folie Douce

La Folie Douce will have DJ’s, live music and cabarets, which will be no doubt especially appreciated by young people, but apparently aimed at all ages groups. It’s about having a drink, listening to music in a fabulous setting, dancing and soaking up the atmosphere and coolness. Every day after lunch the St Gervais Folie Douce will provide a lively party atmosphere which will continue until the ski lifts’ closing time.

St Gervais has traditionally been a family resort, and Megève, which is linked into the same ski area, has always held a high-end, classy reputation, so this new venture shows an openness to branching out and innovating. As with any change however, some St Gervais associations and locals are less than impressed. They fear the (potentially far reaching) noise that the venue could create, and say it could detract from the peacefulness of the mountains. Given that St Gervais’ slogan is “la montagne à l’état pur”, “The mountain in it’s pure form”, it is debatable whether having House music blaring from the roof tops, will quite mesh comfortably with this ethos.

Other detractors comment that turfing out a load of drunk youths at lift closing time, causing them to funnel down the easy beginner’s run on the St Gervais side (Chateluy), could lead to overcrowded sections and increased accidents. However, as other mountain restaurants bar/cafés have served alcohol and also close at the same time, there is no reason why this should be the case.

The Maire of St Gervais, Jean Marc Peillex, has also been quick to defend the project and says it will operate within normal ski area opening times and within a framework. He doesn’t believe there’s any reason why it should be a bad thing. The project will also create around 40 jobs.

This season it will be interesting to see how it plays out. Hopefully La Folie Douce will be a lively place with an uplifting atmosphere, enhancing people’s enjoyment of their holidays without having a negative impact. It will help keep St Gervais fresh and attract a new younger generation of holidaymakers which is important in securing any resort’s future.

If nothing else, St Gervais is demonstrating it’s ahead of the curve. Some much “flashier” and better known resorts such as a Verbier, and Zermatt aren’t due to get their Folie Douce until the next few years.

St Gervais’ La Folie Douce will be ready to open its doors on the 20th December 2014 as the season kicks off.

La Comtesse development in St Gervais is, in our opinion a pretty good option for property hunters looking for something in and among it all. Set behind the church, right in the centre, owners will have a quiet location surrounded by trees and views of Mont Joly, yet with all amenities on their doorstep. In fact next door is the Sérac, a gastro restaurant that has recently obtained its first Michelin star, and very proud of them we are.

Within a 100 paces of La Comtesse there’s a number of banks for all your international transfers, a few locals’ bars – La Grange where you’ll meet the lifties and ski instructors or the more recent Brasserie that offer a pool table and covers sporting events; the Serac’s gourmet bistort and deli; the Mairie for all your French admin or marrying needs and the little police station where the local ‘Policiers’, who get all excited if a car breaks down in the centre of the village and who double up for lollypop duty for the school kids, reside. Ahhh, sweet rural living.

There’s also the choice of 3 supermarkets, the office de tourisme, the potters shop and the historic Haute Tour – which are fortified buildings dating back to the 13th century that can be visited and where cultural and artistic events take place. If you buy in La Comtesse, you can literally holiday in your slippers!

La Comtesse is nearing completion and the other day, they had planted the trees which will give privacy and help landscape the newly implanted building.

Only 6 apartments were ever available and there are currently only 4 left. We have just taken pictures of the insides of the apartments, which until now didn’t have bathrooms and kitchens. Yes, they still need their final clean, so you’ll spot dust on mirrors and floors and the odd ladder in the images, but have a look at the new mountain interiors with a modern twist.

For those wanting a large spacious apartment, then La Comtesse 5 is your best option

Here are some images from the 168km Ultra Trail race that took place last weekend in the Mont Blanc area.

David Kadunc

Competitors left Chamonix at 4.30pm Friday and these pictures are from the first feed station in St Gervais. The earliest runners reached it in under 2 hours. Volunteers, friends and family lined the street to cheer them on, very conscious of the mental and physical challenges that lay ahead: to get through the entire night and following day, running. Just running.

After St Gervais, participants were headed for Les Contamines and then over the col de Croix de bonhomme into Italy and finally through Switzerland back to Chamonix.

The Frenchman Xavier THEVENARD, won the race after 20:34 hours.

My friend who took part said it was the single most difficult thing she has ever done in her life. She finished after 37.58 hours, coming 11th in her category which is amazing in itself given she has only seriously taken up running a few years ago after the birth of her second child. When I saw her Sunday afternoon she was understandably beyond exhausted having had just a few hours sleep since completing the equivalent of ascending twice Mt Blanc from sea level and running 100 miles.

‘The last 10 hours of the race were brutal and no longer enjoyable’ she reckoned, as I struggled to comprehend how any of it can be undertaken for fun. My hat goes off to this busy mum of two young children, for completing this monumental event and for returning to work as a full time cardiac nurse after a day’s rest!

Next time my 10k runs drags on, I will think of her. Bravo to everyone who took part!

On of the pictures above is of David Kadunc who was came 27th overall with 25.35 hours of running.

Lelouch is well known in France , winning Palmes D’Ors at Cannes and Oscars for some of his 50 films.

His current creation Salaud on t’aime, loosely translated as We love you, you bastard (excuse my French, as they say!) has made use of a couple of our lovely Mont Blanc locations. Last winter, scenes were filmed at the cemetery in Combloux along with locations in Praz-sur-Arly.

A few days ago, the last 4 of the 40-day-long film schedule, has been centred around a number of places in St Gervais; The Tramway du Mont Blanc station, France’s highest rack and pinion tram; the Col de Voza to which the tramway passes through before reaching the Nid D’aigle -the Eagle’s nest, and which forms part of the ridge that separates St Gervais/Les Contamines from the Chamonix valley; and finally, the centre of St Gervais and the church.

The film itself is a story is about a war reporter/photographer, Jacques Kaminsky, played by none other than the French star – Johnny Hallyday.

Kaminsky has retired to the mountains following a lifelong career to which he had dedicated himself to, and this, to the detriment of his relationship with his four daughters, amusingly named Printemps, Eté, Automne, Hiver. The focus on his work is something he now regrets and the story concentrates on his friendship with a Doctor from Médecins sans frontiers, played by Eddy Mitchell. Other than this, details about the story are few and a closely guarded secret, but all we know for sure is that some of the final scenes will be filmed around the St Gervais church.

On the last day, I was in St Gervais and took a look at what was happening. Billboards with Jonny Hallyday’s image were plastered around the church (don’t worry guys about drilling into the 17th century building to fix them mind!) and large TV trucks of kits were parked outside. Initially, when I got there, they were filming inside the church, but once completed, people spilled out to make the most of the aperitifs that were laid on in the square along with a live band. A ‘thank you’ dinner was also prepared for the extra’s who were recruited from St Gervais to star as walkers, alpinists or tourist at the various locations.

We’ll have to wait for 2014 for the release of the film itself, but in the meantime, if Johnny has taken a shine to St Gervais, we will be expecting house prices to sore imminently!

Virtually all the properties we sell are sold freehold and there will not be any restrictions on renting, in fact gaining a rental return is an essential part of many peoples requirements.

As far as renting via an agency is concerned there are many to choose from. It really depends on which town you are considering. Much of what I have written below is Portes du Soleil biased, this is where I work!

There are a number rental options, each with advantages and disadvantages. They are not all available to all properties! I will list them as I see them. The first offers lowest risk for least return, the balance moves from return to risk as you descend the list!

Renting Options

OPTION 1a. You can choose to rent your apartment on a yearly basis, for a fixed fee to a company that specialises in self-catering holidays. You can negotiate some weeks for yourself or you can negotiate a discount for weeks you want to rent.

If you choose the tenant carefully they will look after the property well, dealing with maintenance issues, taxes, Internet etc.

Minimum input from the owner

Disadvantages

Offers the lowest returns

Property will need to be in a good location, this type of company will see that as a priority.

OPTION 1b. Similar to the option above but with a little more risk. There are some companies that specialise in finding long term lets aimed at “saisonniers”, so people who rent for the whole season. You will need to check the tenants in at the start of the season and out at the end but beyond that it should be hassle free.

Unless there is a provision to periodically check on the state of the rental there is a risk the tenants might not look after the property.
apartment for sale in Les Gets

OPTION 2. You can use one of the independent chalet operators in the area, these companies often have one chalet that they run catered holidays from and then up to a dozen they arrange as self-catering. This type of company will often try to negotiate a percentage fee (up to 30%), for this they will arrange the booking, key holding and the cleaning etc.

There may be the occasional unbooked week that could be used by the owner for a cheap holiday at the last-minute.

More flexibility for booking in friends etc.

If there are good bookings this can offer better returns than choice 2

Internet based administration can be convenient

Disadvantages

Riskier for the owner as they don’t offer any rental guarantees, this risk can be reduced by choosing an established company.

If the agency does not care about your property the wear and tear can be quite high. This can depend on their clientèle too.

Choose your Internet based agent carefully, they can be excellent but there is more room here for cowboys.

OPTION 4. You could use an Internet based “Bulletin Board”, these businesses charge a fee for you to advertise, you handle the booking and arrange cleaning and key holding via a local person or agency. My Mum uses Owners Direct for a property on the outskirts of Morzine, it costs about £200/an to advertise, she does very well and uses a local girl for the cleaning etc. This method is a lot of work for the my Mum and offers no guaranteed income but it can offer the best returns. In addition the renter can’t book with a credit card and they are not booking with a recognised “agent” or “bonded holiday company” so they don’t have much backup if the holiday goes wrong in some way (for instance in the case of a double-booking).

There may be the occasional unbooked week that could be used by the owner for a cheap holiday at the last minute.

More flexibility for booking in friends etc.

If there are good bookings this can offer better returns than choice 3

More “hands on” can be more fun and it may give the owner the chance to “vet” the occupiers.

Disadvantages

Riskier for the owner as there are no rental guarantees.

The owner will have to find local people to deal with the changeovers / cleaning and any problems.

If there are problems or damage the owner might be called upon to arbitrate, this can be difficult on the phone!

OPTION 5. The traditional method, use one of the local French estate agents or the local Tourist Information Bureau , they will take a fee (about 25%) and handle the bookings and cleaning for you. This should probably be put between 2 and 3 in the income VS risk list.

Advantages

An established system, will probably be entirely legal.

Local agents normally have very good contacts with local tradesmen.

You may find that a particular agent will have an affiliation with a particular apartment block, this can help.

Disadvantages

No guarantees though, the owner will take all the risk. You will do better in the best locations. You might get nothing in a bad location!

Just because the agent has good contacts with local tradesmen it does not mean any maintenance work will come cheap.

Choose wisely, not all agents are fully Internet or email aware yet, this can come as a shock.

Confused about renting? You shouldn’t be. I am just illustrating how this is a very mature market and that there are a lot of options open to you.

Europe’s highest peak Mont Blanc, towering over the valleys of Chamonix, St Gervais and Les Contamines in France and that of Aosta on the Italian side, stands at 4,810m2 high. Though visually very much part of the Chamonix mountain range, the administration of the mountain is shared with the town of Saint Gervais and Courmayeur in Italy, with St Gervais having the largest share of the area. It is therefore the Maire of St Gervais, currently Jean-Marc Peillex who decides on matters of safety and access of the mountain (and, not Chamonix as many people think).

Dawn light on the way to the summit

Summit ridge

The summit of Mt Blanc

Since it was first climbed by 1786 by Paccard and Balmat, whose names you will see gracing the streets in both Chamonix and St Gervais (Place Balmat, Avenue Paccard), it has seen the likes of US president Roosevelt in 1886 and countless others, make attempts to the summit. Today, 20,000 people ascend on average each year during the summer months.

Many consider it a reasonably easy mountain to climb, with some routes being long , but not technically difficult for fit, acclimatised people. Despite this, the rescue service flies an average of 12 times during peak weekends in summer to assist people who are often ill equipped or ill prepared and there are many fatalities.

For 10 years, St Gervais’ Maire has campaigned for better monitoring of the situation. Finally, the Prefet of Haute Savoie- the region in which Mont Blanc is located, has just announced that the 2 mains routes up to the summit via the Gouter and Three Monts will be manned by the Gendarmes (PGHM) during this June through to September.

Whilst putting police on high mountains could be considered extreme, much of their intent is to inform and educate climbers on best practice, mountain safety, ecology and to prevent problems. This will be achieved by reviewing people’s kit, fitness and advising on the weather for summit ascents. They will also play a part in protecting the site from an environmental perspective by keeping an eye out for illegal bivouacking which is only authorised at Tete Rousse.

In addition to this, St Gervais is providing 4 “ambassadors” who will offer tourists information. They will be stationed at the Tramway du Mont Blanc that passes through St Gervais town on the way up to Nid D’aigle and at the Tete Rousse hut. These measures are hoped to reduce accidents and manage an increasingly busy area.

The announcement of police on the mountain has been met with mixed reactions; Some are concerned about preserving what should be a pure sport and wonder whether the future holds a ‘copper behind every rock’ as one internet commentary read; Others, consider that the sheer number of people visiting the area demands some management for the good of all.